WPC vs NNN Stock Comparison: AI Score, Valuation, Performance and Upside
W.P. Carey and NNN REIT are both net lease REITs generating stable rental income from long-term single-tenant leases, but W.P. Carey diversifies across industrial, warehouse, and other property types including European exposure, while NNN REIT focuses specifically on single-tenant retail properties within the United States.
WPC offers diversified net lease exposure across property types and geographies, while NNN offers a more focused, simpler retail net lease model with a long dividend growth track record. The decision depends on whether you prefer diversification or focused retail net lease simplicity.
WPC holds the edge across 3 of 5 key metrics in this comparison. WPC has delivered stronger 1-year price return (-2.09% vs -2.14%), though NNN has the better forward P/E setup (21.42x vs 22.42x for WPC). On fundamentals, WPC is growing revenue faster (18.40%), while NNN maintains the higher operating margin (61.70%) — a classic growth-versus-profitability split. Analyst consensus implies meaningfully more upside for WPC (+13.35%) than for NNN (+5.76%).
Human Wall Street analysts' price targets, typically implying a ~12-month view — a separate signal from this site's own AI Prediction Signal further down the page, which is a 5-/30-day machine-learning forecast based on price history alone.
- Want diversified net lease exposure across industrial, warehouse, and other property types
- Value geographic diversification including European property exposure
- Believe inflation-linked rent escalation clauses provide meaningful downside protection
- Are comfortable evaluating a more complex, diversified net lease portfolio
- Prefer a more focused, single-tenant retail net lease business model
- Value a long track record of consistent annual dividend increases
- Want a diversified retail tenant base without exposure to industrial property risk
- Prefer a simpler net lease REIT to evaluate than a diversified property-type portfolio
| Metric | WPC | NNN |
|---|---|---|
| AI scorei | 37.4 | 26.6 |
| AI ranki | #1492 | #2555 |
| Latest closei | $66.52 | $41.66 |
| 1M returni | -6.36% | -9.10% |
| 6M returni | -4.12% | -5.81% |
| 1Y returni | -2.09% | -2.14% |
How much would $10,000 be worth today if invested at the start of each period, with all dividends reinvested?
| Period | WPC | NNN |
|---|---|---|
| 1Y ago | $9.86K (-1.4%) started 2025-09-18 | $9.85K (-1.5%) started 2025-09-18 |
| 5Y ago | $8.94K (-10.6%) started 2021-09-20 | $9.28K (-7.2%) started 2021-09-20 |
| 10Y ago | $10.42K (+4.2%) started 2016-09-19 | $8.46K (-15.4%) started 2016-09-19 |
Hypothetical — past performance does not guarantee future results.
| Metric | WPC | NNN |
|---|---|---|
| Market capi | $16.08B | $8.57B |
| Trailing P/Ei | 24.17 | 22.20 |
| Forward P/Ei | 22.42 | 21.42 |
| Price/Salesi | N/A | N/A |
| EV/Revenuei | 13.61 | 14.35 |
| Analyst targeti | $80.00 | $47.67 |
| Target upsidei | +13.35% | +5.76% |
| Metric | WPC | NNN |
|---|---|---|
| Revenue growthi | 18.40% | 7.70% |
| Earnings growthi | 256.50% | -3.70% |
| EPS growthi | +256.50% | -3.70% |
| FCF margini | +60.21% | -143.91% |
| Operating margini | 59.30% | 61.70% |
| Profit margini | 35.76% | 40.35% |
| ROIC proxyi | 7.78% | 8.72% |
| Return on equityi | 7.78% | 8.72% |
| Dividend yieldi | 5.36% | 5.48% |
| Payout ratioi | 126.71% | 118.23% |
| Dividend growth streaki | N/A | N/A |
| Betai | 0.78 | 0.78 |
| Debt/equityi | 101.88 | 112.12 |
| Current ratioi | 1.16 | 0.18 |
| Quick ratioi | 1.13 | 0.12 |
Over the past year, WPC and NNN have moved strongly in the same direction (correlation of 0.75), based on daily returns.
Lower drawdown and smaller single-period drops generally indicate a smoother ride, though they do not guarantee lower future risk.
| Period | Metric | WPC | NNN |
|---|---|---|---|
| 1Y | Growthi | -1.38% | -1.47% |
| CAGRi | -1.38% | -1.47% | |
| Volatilityi | 17.10% | 16.50% | |
| Sharpe ratioi | -0.26 | -0.28 | |
| Sortino ratioi | -0.35 | -0.39 | |
| Max drawdowni | 13.28% | 16.01% | |
| Current drawdowni | 13.28% | 15.99% | |
| Avg drawdowni | 3.83% | 3.89% | |
| Ulcer Indexi | 4.85% | 5.05% | |
| Max daily dropi | 5.16% | 4.00% | |
| Max wkly dropi | 6.88% | 6.01% | |
| 5Y | Growthi | -10.62% | -7.24% |
| CAGRi | -2.22% | -1.49% | |
| Volatilityi | 20.71% | 19.67% | |
| Sharpe ratioi | -0.22 | -0.21 | |
| Sortino ratioi | -0.30 | -0.28 | |
| Max drawdowni | 41.53% | 28.35% | |
| Current drawdowni | 23.95% | 15.99% | |
| Avg drawdowni | 20.86% | 11.27% | |
| Ulcer Indexi | 23.92% | 12.78% | |
| Max daily dropi | 7.99% | 5.52% | |
| Max wkly dropi | 14.42% | 11.62% | |
| 10Y | Growthi | +4.22% | -15.38% |
| CAGRi | +0.41% | -1.66% | |
| Volatilityi | 25.84% | 28.07% | |
| Sharpe ratioi | -0.03 | -0.08 | |
| Sortino ratioi | -0.04 | -0.10 | |
| Max drawdowni | 53.07% | 55.19% | |
| Current drawdowni | 27.32% | 29.28% | |
| Avg drawdowni | 18.88% | 22.88% | |
| Ulcer Indexi | 22.38% | 25.06% | |
| Max daily dropi | 17.79% | 24.42% | |
| Max wkly dropi | 33.19% | 43.12% |
| Category | WPC | NNN |
|---|---|---|
| Company | W. P. Carey Inc. | NNN REIT, Inc. |
| Sector | Real Estate | Real Estate |
| Industry | REIT - Diversified | REIT - Retail |
| Core business | A diversified net lease real estate investment trust that owns industrial, warehouse, and other commercial properties leased to single tenants across the United States and Europe under long-term contracts. | A net lease real estate investment trust that owns and leases single-tenant retail properties to a diversified base of retail tenants across the United States under long-term triple net lease agreements. |
| Investor focus | Portfolio diversification across property types and geographies, rent escalation clause structure tied to inflation, and acquisition activity funding continued external growth. | Retail tenant credit quality and occupancy trends, rent escalation clause structure, and acquisition activity funding continued portfolio growth. |
- Diversification across industrial, warehouse, and other property types reduces reliance on any single sector's demand trends
- European property exposure alongside US holdings provides geographic diversification beyond a purely domestic net lease portfolio
- Rent escalation clauses tied to inflation in many leases provide some protection against rising cost environments
- Focus on single-tenant retail net lease properties provides a simpler, more predictable business model than diversified net lease peers
- Long track record of consistent annual dividend increases reflects the stability of its triple net lease retail portfolio
- Diversified retail tenant base across many industries reduces reliance on any single retail category's performance
- Portfolio diversification across property types can make the company's overall risk profile more complex to evaluate than a single-property-type net lease REIT
- European operations expose the company to currency fluctuation and distinct regulatory considerations
- Continued external growth through acquisitions requires ongoing access to capital markets at attractive costs
- Retail-only focus provides less diversification than net lease REITs with exposure to industrial or other property types
- Retail tenant performance can be affected by broader consumer spending trends and e-commerce competition
- Triple net lease structure shifts property-level operating expenses to tenants, which requires careful tenant credit underwriting
Want deeper AI forecasts?
This comparison page is public and free forever. Subscribers can unlock saved watchlists, full AI rankings, detailed forecasts, and interactive analysis tools.